A calm studio in the Cruquiusbuurt
This studio sits on a quiet road in a residential area of the Cruquiusbuurt, a pocket of Amsterdam that feels a world away from the bustle. Built in 2021, it is part of the newer wave of development that has reshaped this part of the Oostelijk Havengebied. The asking price of €325,000 is keen, sitting 60% below the neighbourhood average asking price of €822,471. For context, that average covers all property types, while this is a studio. If you are weighing up your options, it is worth seeing how it compares with other studios in Amsterdam.
Inside the home
This is a one-bedroom, one-bathroom studio spread over a single floor, with a living area of 36 m² and a volume of 125 m³. It sits on the first living floor and comes with a balcony. According to the agent, the home is fully insulated and heated by a heat recovery system and a heat pump. The property is municipal leasehold, with the ground rent paid off until 31 December 2068. There is a homeowners' association fee of €126 per month.
The Cruquiusbuurt
Residents of the wider district give their area an average score of 7.48, based on seven reviews. One resident describes the Architectenbuurt as a neighbourhood that stands out for its special layout and architecture, with houses designed with an eye for detail. They appreciate the quiet, green environment, the wide streets and the many trees, and note that contact with neighbours is pleasant, with a real sense of community. Another resident calls it a diverse little piece of Amsterdam, with nice green spaces, though they mention that public transport is only accessible via the Veelaan and that the tram can be a long walk from the end of the Cruquisweg. A third resident is less positive, saying the municipality changed the streets three years ago with lots of greenery but that it is neglected, and that promised playgrounds have not been restored. The neighbourhood has around 2,575 residents, and 62% are between 25 and 45 years old. You can read more about the Cruquiusbuurt neighbourhood.
Amenities and transport
The Albert Heijn is a ten-minute walk away, and there are other supermarkets a bit further out. For primary education, Dalton Kind Centrum de Kleine Kapitein is a couple of streets away, and Kindcentrum Sluisbuurt is just around the corner. The nearest GP is Praktijk de Oostkaap, Huisartsen, and the nearest pharmacy is Service Apotheek Zeeburgereiland. Bus line 42 stops at Pigmentstraat on your doorstep, and the tram stop Flevopark, with lines 4, 7, 14 and 25, is a couple of streets away. Amsterdam Muiderpoort station is about 1.8 km from the home. All of this sits within the municipality of Amsterdam.
WOZ and address data
The WOZ value on 1 January 2025 was €388,000, and the asking price sits 16% below that figure. Between 2020 and 2025, the WOZ value rose by 661%, from €51,000 to €388,000. As for the address itself, the noise level from road traffic is 52 dB Lden, which is above the noise standard, while rail and air traffic noise stay below it. The foundation risk indication is low, and the pluvial flooding risk at heavy rain is low. The current flood risk is medium, dropping to low by 2050, and heat stress is low now but medium by 2050. These are area-level indications from public risk data, not an inspection of this specific home.
Source
At the time of writing, the home is offered via multiple channels, including MAKELAAR BERT and MAKELAAR BERT.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Vluchtladderstraat 11, Amsterdam
How does the asking price compare with the WOZ value?
The asking price of €325,000 is 16% below the WOZ value of €388,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. Between 2020 and 2025, the WOZ value rose by 661%, from €51,000 to €388,000.
What is the layout of this studio?
The studio has one room, one bedroom and one bathroom, spread over a single floor. The living area is 36 m² and the volume is 125 m³. It sits on the first living floor and has a balcony. The agent describes the home as fully insulated, with heating via a heat recovery system and a heat pump.
What does the leasehold situation mean?
The property is municipal leasehold, with the ground rent paid off until 31 December 2068. That means the annual ground rent has been settled in advance for that period. There is also a homeowners' association fee of €126 per month.
What is the foundation risk for this address?
The foundation risk indication for this address is low. This is an area-level indication based on public risk data, not an inspection of this specific home. The pluvial flooding risk at heavy rain is also low, while the current flood risk is medium, dropping to low by 2050.
What are the noise levels like at this address?
The noise level from road traffic is 52 dB Lden, which is above the noise standard, based on 2022 data. Rail traffic noise is 38 dB Lden and air traffic noise is 42 dB Lden, both below the noise standard. These are area-level indications from public data, not measurements taken at the home itself.
Which supermarkets are nearby?
The nearest Albert Heijn is about 862 metres away, which is roughly a ten-minute walk. There are further supermarkets within a short distance, including another Albert Heijn at about 1,178 metres, a Lidl at 1,192 metres, and a Jumbo at 1,410 metres.
What public transport options are available?
Bus line 42 stops at Pigmentstraat, about 87 metres from the home. The tram stop Flevopark, served by lines 4, 7, 14 and 25, is about 374 metres away. Amsterdam Muiderpoort train station is approximately 1.75 km from the home.
What do residents say about the area?
Residents of the wider district give their area an average score of 7.48, based on seven reviews. One resident praises the special architecture and green, quiet environment, while another mentions the diversity and community feel. A third resident is critical of neglected greenery and unfulfilled promises about playgrounds. These reviews describe the district, not specifically the Cruquiusbuurt.
How does the price per m² compare with the neighbourhood?
The asking price per m² is €9,028, based on the agent's listed floor area of 36 m². The neighbourhood average asking price per m² is €9,630, so this studio is priced about 6% below that average. The overall asking price of €325,000 is 60% below the neighbourhood average asking price of €822,471, though that average covers all property types.
